C-2 Office
For Sale
$525,000
5105 Backlick Rd, Annandale, VA 22003
Two gathering areas and refreshed building systems support office, administrative, consulting, educational, and institutional uses.
Property Size1,890 SF
Price / SF$277.78
Days on Market48
Property Features for 5105 Backlick Rd
General Information
Standard status
Active
Size
1,890 SF
Zoning
C-2
Additional Details
Highway Access
Yes
Building Details
Year Built
1981
Listing Agency:
Pearson Smith Realty, LLC
Listed By:
Tony Rivas · License #0225100994
(571) 313-5831
Source:
Riverfoxrealty
Added: Aug 1
Changed: Sep 8
Last Checked: Sep 15 at 10:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Pearson Smith Realty, LLC
Investment Insights
Based on property information with market context.
This 1,890-square-foot office suite, built in 1981, is configured with two substantial gathering areas and four separate bathrooms, including an ADA-accessible restroom. Recent property updates include the roof, windows, carpet, interior paint, air-conditioning system, and individual water heaters. The C-2 zoning supports the office classification and the stated potential for administrative, consulting, church, and educational uses.
The property is located on Backlick Road in Annandale, within Fairfax County, and is surrounded by retail, dining, and community amenities. Its setting provides access to major commuter routes and places the suite within an established commercial environment for client-facing and staff-oriented operations.
The property is located on Backlick Road in Annandale, within Fairfax County, and is surrounded by retail, dining, and community amenities. Its setting provides access to major commuter routes and places the suite within an established commercial environment for client-facing and staff-oriented operations.
Key Highlights
- 1,890 SF office suite with two gathering areas
- C‑2 zoning for office use
- Four separate bathrooms, including an ADA‑accessible restroom
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$35,777
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.81%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$715,540
$715.5K
Cap Rate 7%
$511,100
$511.1K
Cap Rate 9%
$397,522
$397.5K
Market Conditions
NOI Build-Up for 1,890 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$55.8K $29.52/SF
− Vacancy
−$8.1K −$4.28/SF
EGI
$47.7K $25.24/SF
− OpEx
−$11.9K −$6.31/SF
NOI
$35.8K $18.93/SF
Area
Fairfax County, VA
Vacancy
14.50%
Lease Rate
$29.52 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$715,540
Cap Rate 7%
$511,100
Cap Rate 9%
$397,522
Alternative Uses
Best Use
Office B
$511.1K
$447.2K – $596.3K
NOI $35,777 @ 7.0% cap · market cap 6.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$7.92M
$6.93M – $9.24M
NOI $554,569 @ 7.0% cap · market cap 105.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
498
Businesses Nearby
Explore this area
Business Placement
Demographics for 22003, VA
59,372
Population
19,497
Households
3
Avg Household Size
39
Median Age
51%
College-Educated
87%
High-School Grad
12.6 sq mi
ZIP Area
4,712
Density / Sq Mi
$134,109
Median Household Income
$54,906
Median Earnings
$1,988
Median Rent
$694,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two gathering areas and refreshed building systems support office, administrative, consulting, educational, and institutional uses.
Where is this office units located?
The property is located at 5105 Backlick Rd Annandale, VA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 1,890 SF office suite with two gathering areas; C‑2 zoning for office use; Four separate bathrooms, including an ADA‑accessible restroom
